{"asOf":"2026-07-30T17:36:40.537Z","block":"2400-2499 S ALDER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-s-alder-st","address":"2445 S ALDER ST","parcelNumber":"394122800","source":"https://property.phila.gov/?p=394122800","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"DONG QIONG LING","coOwner":null,"marketValue":249300,"landAssessment":49860,"improvementAssessment":199440,"livableArea":1400,"yearBuilt":1920,"lastSale":{"price":120300,"date":"2015-12-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"2751050","date":"2013-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-15","underAppeal":false,"noticeUrl":null},{"number":"2865445","date":"2013-04-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-30","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"374215","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-03-28","completedDate":"2013-04-15","noticeUrl":null,"violations":[{"number":"2751050","date":"2013-03-26","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-04-15","underAppeal":false,"noticeUrl":null}]},{"number":"376060","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-04-15","completedDate":"2015-11-30","noticeUrl":null,"violations":[{"number":"2865445","date":"2013-04-15","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-11-30","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"374215","date":"2013-03-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"374215","date":"2013-04-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"376060","date":"2013-04-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376060","date":"2013-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"376060","date":"2013-07-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"376060","date":"2015-11-30","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2013,"fails":3,"passes":1},{"y":2015,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.918669912938114,"lng":-75.16434090070624,"geom":{"type":"Polygon","coordinates":[[[-75.164247254,39.918677206],[-75.164255817,39.918638131],[-75.164435021,39.918662854],[-75.16442595,39.918701563],[-75.164247254,39.918677206]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-001269","type":"Fire Alarm Certification","inspectionDate":"2025-01-15","result":"Certified","expirationDate":"2026-01-15","buildingId":"1436017"},{"number":"BC-2026-001960","type":"Fire Alarm Certification","inspectionDate":"2026-01-21","result":"Certified","expirationDate":"2027-01-21","buildingId":"1436017"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":1,"stories":2,"lotArea":714,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1013 W RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":75000,"taxable":75000,"land":11638,"improvement":63362,"taxableLand":11638,"taxableImprovement":63362,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":75000,"taxable":75000,"land":12825,"improvement":62175,"taxableLand":12825,"taxableImprovement":62175,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75000,"taxable":75000,"land":12825,"improvement":62175,"taxableLand":12825,"taxableImprovement":62175,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":112800,"taxable":112800,"land":19289,"improvement":93511,"taxableLand":19289,"taxableImprovement":93511,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":122200,"taxable":122200,"land":22986,"improvement":99214,"taxableLand":22986,"taxableImprovement":99214,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":122200,"taxable":122200,"land":22986,"improvement":99214,"taxableLand":22986,"taxableImprovement":99214,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":122200,"taxable":122200,"land":22986,"improvement":99214,"taxableLand":22986,"taxableImprovement":99214,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":143700,"taxable":143700,"land":28740,"improvement":114960,"taxableLand":28740,"taxableImprovement":114960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":143700,"taxable":143700,"land":28740,"improvement":114960,"taxableLand":28740,"taxableImprovement":114960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":239800,"taxable":239800,"land":47960,"improvement":191840,"taxableLand":47960,"taxableImprovement":191840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":239800,"taxable":239800,"land":47960,"improvement":191840,"taxableLand":47960,"taxableImprovement":191840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":249300,"taxable":249300,"land":49860,"improvement":199440,"taxableLand":49860,"taxableImprovement":199440,"exemptLand":0,"exemptImprovement":0}],"taxNow":3357,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"556499","date":"2014-08-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-02-29","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT."},{"number":"661660","date":"2016-01-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-05","scope":"1ST FLOOR VACANT SPACE (USE PERMIT REQUIRED PRIOR TO OCCUPANCY). 2ND FLOOR 1 APT"},{"number":"678444","date":"2016-04-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"FOR LEVEL 3 ALTERATIONS TO EXISTING STRUCTURE TO CREATE A VACANT SHELL SPACE ON THE FIRST FLOOR AND ONE (1) DWELLING UNIT ABOVE AS PER PLANS. CERTIFICATE OF OCCUPANCY IS FOR 2ND FLOOR ONLY. SEPARATE CERTIFICATE OF OCCUPANCY IS REQUIRED FOR FIRST FLOOR. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"686452","date":"2016-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"1 KITCHEN SINK, 2 TOILET 2 LAV SINK 2 TUB/SHOWER NOTE: THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"687106","date":"2016-04-26","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-23","scope":"INSTALLATION OF (1) HVAC UNIT IN 2ND FLOOR APARTMENT ONLY (INCLUDING DUCWORK AND ALL ASSOCIATED ACCESSORIES). SELF-CONTAINED UNIT. NO PENETRATION OF FIRE RATED WALLS. VACANT 1ST FLOOR/2ND FLOOR APARTMENT"},{"number":"720787","date":"2016-09-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-14","scope":"INSTALL 3/4\" WATER SERVICE LINE-PA1#20162523556-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"693563","date":"2016-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-22","scope":"INSTALL 200AMP SERVICE WITH 3 METERS AND WIRING THROUGHOUT PER 2008 NEC (MIXED USE)INSTALL FIRE ALARM PER NFPA 72"}],"storyTag":"Renovated & sold on","storyDelta":1,"timeline":[{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2014,"k":"sale","p":60000},{"y":2014,"k":"permit","w":"Demolition"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"sale","p":120300},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"227149","type":"Rental","status":"Inactive","businessName":"HOUSHANG KAVEH MD","legalName":"HOUSHANG KAVEH MD","address":"2445 S ALDER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-09","latestIssueDate":"2009-01-30","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"626751","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KAVEH HOUSHANG (KAVEH  HOUSHANG)","legalName":"KAVEH HOUSHANG","address":"2445 S ALDER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-04-29","latestIssueDate":"2015-02-27","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"751994","type":"Rental","status":"Active","businessName":"QIONGLING DONG","legalName":"QIONGLING DONG","address":"2445 S ALDER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-09-18","latestIssueDate":"2025-10-09","expirationDate":"2026-09-17","inactiveDate":null}],"licenseActivity":[{"number":"751994","type":"Rental","businessName":"QIONGLING DONG","legalName":"QIONGLING DONG","issuedDate":"2017-09-18","latestIssueDate":"2025-10-09","closureDate":null,"expirationDate":"2026-09-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"626751","type":"Vacant Residential Property / Lot","businessName":"KAVEH HOUSHANG (KAVEH  HOUSHANG)","legalName":"KAVEH HOUSHANG","issuedDate":"2014-04-29","latestIssueDate":"2015-02-27","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227149","type":"Rental","businessName":"HOUSHANG KAVEH MD","legalName":"HOUSHANG KAVEH MD","issuedDate":"2003-03-09","latestIssueDate":"2009-01-30","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 67% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $143,700 to $239,800","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #661660: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 30, 2015.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #626751: Inactive since Apr 29, 2016","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 21, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}